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    Historic Esplanade Ridge Double For Sale Title is generated by Realmo AI

    2640-44 URSULINES Avenue, New Orleans, LA 70119

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    For Sale
    $350,000

    MULTI_FAMILY - New Orleans, LA

    Property size:
    3,836 SF
    Lot size:
    0.23 Acres
    Price / SF:
    $91/SF
    Added:
    Oct 29, 2025
    Days on Market:
    217
    Last Refresh:
    Jun 2 at 8:06 am

    Property Features for 2640-44 URSULINES Avenue

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Parking features
    Off Street
    Patio and Porch features
    Porch
    Exterior features
    Fence, Porch
    Fencing
    Fenced
    Standard status
    Active
    APN
    208108412
    Size
    3,836 SF
    Lot size
    0.23 Acres

    Taxes and HOA fees

    Tax Description
    SQ 342 LOT A OR 11 12 URSULINES 69X148

    Utilities

    Cooling system
    Window Unit(s)
    Water source
    Public

    Building Details

    Year built
    1920
    Floors in Building
    1
    Number of units
    2
    Roof type
    Asphalt
    Architectural style
    Cottage

    We can help!

    Listing Contact
    Rebecca Waxman

    Listing agent Rebecca Waxman License #995706680

    Listing office McEnery Residential, LLC 4901 Magazine Street, New Orleans, LA

    Listing date Oct 29, 2025

    MLS# 2528073 Listing URL

    Copyright © 2026 New Orleans Metropolitan Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Oversized 69x148 lot in historic Esplanade Ridge.
    • Double set property offering significant potential.
    • Located near popular restaurants and bars, just outside Bayou St. John.
    • Features 13‑foot ceilings and original fireplaces.
    • Includes expansive front and side porches.
    • Two separate units with spacious rooms ready for renovation.

    Overview

    This historic double is located in Esplanade Ridge, just outside the Bayou St. John neighborhood, and is surrounded by restaurants and bars. The property sits on an oversized 69x148 lot. The building features 13-foot ceilings, original fireplaces, and pocket doors. There are expansive front and side porches, and spacious rooms. The property offers an opportunity for revitalization. Unit 2640 Ursuline has a floor plan featuring five rooms plus a large kitchen and bathroom. Unit 2644 Ursuline has an almost identical floor plan; however, the rear of the property beyond the kitchen features three rooms for a total of six rooms plus an oversized kitchen and bathroom. The property contains 3,836 square feet.
    Property Profile Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    New Orleans
    County
    Jefferson
    State
    Louisiana
    Longitude
    -90.079764
    Latitude
    29.973281

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    FAQs

    What type of property is this?
    Duplex - Historic double on oversized lot in Esplanade Ridge neighborhood.
    Where is this duplex located?
    The property is located at 2640-44 URSULINES Avenue New Orleans, LA.
    What is the asking price?
    The asking price for this property is $350,000.
    What are key features of this property?
    This property features: Oversized 69x148 lot in historic Esplanade Ridge.; Double set property offering significant potential.; Located near popular restaurants and bars, just outside Bayou St. John.
    (504) 605-4400
    We can help!
    Listing Contact
    Rebecca Waxman
    Real Estate License ID: 995706680
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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